805 Mohawk Ave · Salisbury, MD 21801

$220,000

4 bd · 1.5 ba · 1,056 sqft · SingleFamily public records · 18 Days on market

Built 1970 Est $216k · at est.

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +14.8/30.0
• ARV discount +6.8/15.0
• DSCR +4.5/10.0
• Rent growth +4.3/5.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Key facts

• Built 1970
• Listed 18 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public sewer; Private water; Electric service
• Home design: Detached structure
• Construction: Block construction; Architectural shingle roof; Crawl space foundation; Year built (estimated)
• Exterior features: Not in a federal flood zone; Property is inside city limits; Above-grade and below-grade structures noted

Interior

• Bedrooms: Four bedrooms on the main level
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump with electric backup; Central air conditioning; Electric hot water
• Interior features: Luxury vinyl plank flooring; No basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $60 ($726/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (20.3% below list).
• Recommended offer: $175k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.8% in Salisbury — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#351 in MD) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: schools D-, crime F, amenities F.
• Wicomico County Public Schools (urban): math 16% / reading 26% proficiency, ranked #19 of 24 in MD (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.2%/yr); 190 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 278 units permitted in Wicomico County in 2024 (44 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Wicomico County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $220k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,346 (20.3% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $216,480
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 Miami Ave	0.04mi	3/2.0 (-1)	1,120 (+6%)	13mo	$235,000	$210	70
1007 Mohawk Ave	0.18mi	3/1.5 (-1)	1,056 (0%)	21mo	$81,000	$77	69
1109 Shawnee Ave	0.30mi	3/2.0 (-1)	1,104 (+4%)	5mo	$220,000	$199	67
1109 Pocahontas Ave	0.25mi	3/2.0 (-1)	1,050 (-1%)	18mo	$235,000	$224	66
1109 Mineola Ave	0.25mi	3/2.0 (-1)	1,092 (+3%)	17mo	$260,000	$238	62
800 East Rd	0.33mi	3/2.0 (-1)	1,165 (+10%)	3mo	$245,000	$210	58
723 Ebenezer Dr	0.24mi	3/2.0 (-1)	1,120 (+6%)	22mo	$229,900	$205	54
1009 Mohawk Ave	0.19mi	3/1.0 (-1)	912 (-14%)	13mo	$125,000	$137	50
310 Penn St	0.70mi	3/1.5 (-1)	1,056 (0%)	20mo	$205,900	$195	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 7.21% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.61×
• Total profit: $-24,149
• Equity at exit: $32,803

10-year hold

• IRR: 3.5%
• Equity multiple: 1.30×
• Total profit: $18,207
• Equity at exit: $19,022

Cash invested: $61,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Maryland: 27 Tenant-Leaning · D+14
• County: — inherits STATE
• City: — inherits STATE

Failure-to-pay is dismissed if cured before judgment; Baltimore has just-cause; strict deposit rules.

Methodology + full state rankings →

ZIP-level market 21801

• Home prices YoY: -30.6%
• Rents YoY: 7.2%
• Active inventory: 190
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $60

Break-even live

Break-even rent $1,677

Max offer price $220,000

Occupancy floor 92%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
846 Derwent Ln Salisbury, MD	3.0	2.5	1420	$2,000	$1.41	43d	1	0.93mi
915 N Division St Unit A Salisbury, MD	3.0	1.0	900	$1,395	$1.55	43d	1	1.07mi
504 Plover Rd Salisbury, MD	3.0	1.0	768	$1,295	$1.69	43d	1	1.10mi
507 Overbrook Dr Salisbury, MD	3.0	1.0	1140	$1,495	$1.31	13d	1	1.17mi
550 Riverside Dr Salisbury, MD	3.0	2.0	1250	$1,975	$1.58	43d	1	1.23mi
529 E William St Salisbury, MD	3.0	1.0	1057	$1,495	$1.41	21d	1	1.39mi
518 Alabama Ave Salisbury, MD	1.0–3.0	1.0–2.5	1028	$1,784	$1.73	13d	14	1.40mi
231 Newton St Unit A Salisbury, MD	3.0	1.0	1000	$1,595	$1.59	43d	1	1.41mi
604 Liberty St Salisbury, MD	3.0	1.0	1110	$1,500	$1.35	43d	1	1.47mi
906 Johnson St Salisbury, MD	3.0	1.5	875	$1,495	$1.71	43d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $220,000 Active 18 DOM
2. 2026-06-17
   days on market $220,000 Active 17 DOM
3. 2026-06-16
   days on market $220,000 Active 16 DOM
4. 2026-06-15
   days on market $220,000 Active 15 DOM
5. 2026-06-14
   days on market $220,000 Active 13 DOM
6. 2026-06-13
   days on market $220,000 Active 12 DOM
7. 2026-06-10
   days on market $220,000 Active 10 DOM
8. 2026-06-09
   days on market $220,000 Active 9 DOM
9. 2026-06-08
   days on market $220,000 Active 8 DOM
10. 2026-06-07
    days on market $220,000 Active 7 DOM
11. 2026-06-03
    days on market $220,000 Active 3 DOM
12. 2026-06-02
    days on market $220,000 Active 2 DOM
13. 2026-06-01
    statusdays on market $220,000 Active 1 DOM
14. 2026-05-31
    days on market $220,000 Coming Soon 7 DOM
15. 2026-05-30
    days on market $220,000 Coming Soon 6 DOM
16. 2026-05-25
    historical $220,000
17. 2025-03-26
    soldstatus $100,000
18. 1976-08-24
    soldstatus $19,600

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MD · Partial reset (capped growth)

• Current annual tax: $952 · $79/mo
• Projected year-2 tax: $1,675 · $140/mo
• Expected delta: +$723/yr (+$60/mo · 75.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,042
• − Mortgage interest: −$12,323
• − Property taxes: −$952
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$6,400
• Taxable loss: −$3,101
• Est. tax savings @ 24.0%: +$744
• After-tax cash flow: $1,470/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Wicomico County Public Schools
• NCES district ID: 2400690
• Math proficiency: 16% ▼ -18.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $51,745
• Composite: 18.87/100
• National rank: #8860
• State rank: #19 of 24 in MD

Livability — Salisbury

• Score: 60/100
• State rank: #351
• US rank: #18948

Category grades

Amenities F Commute F Cost of living A Crime F Employment D- Housing A Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wicomico County · 75,969 people
• City population: 70,518
• Metro: Salisbury, MD-DE
• Population (ZIP): 30,088
• Household income: $71,313
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 964.0

Population outlook (Wicomico County) Hauer SSP2

• Today (2025): 108,548 people
• By 2030: 111,783 · +3.0%
• By 2040: 118,139 · +8.8%
• By 2050: 123,641 · +13.9%
• By 2075: 139,784 · +28.8%
• By 2100: 145,334 · +33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 54% Black 33% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 4% Romanian 2% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Spanish 4% French/Haitian/Cajun 3% Other Indo-European 2%

Political lean MEDSL · Wicomico

• 2024 margin: Lean R (+5.5) · D 46.1% · R 51.5% · Other 2.4%
• 2008→2024 swing: +0.3pp no change · 2008: -5.8pp · 2024: -5.5pp
• All cycles: 2024: R+5.5 2020: R+1.9 2016: R+11.6 2012: R+6.9 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.55%
• Current HPI: 232.3103
• Rent YoY: ▲ 7.21%
• Metro: Salisbury, MD-DE
• State GDP YoY: ▲ 2.97%
• F500 in state: 12

Industry mix (Fortune 500 HQ in MD)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	1	$71B
▸Utilities	1	$25B
▸Hotels	1	$24B
▸Consumer Goods	1	$7B
▸Real Estate	1	$6B
▸Chemicals	1	$2B

Price history

+1022.4% since first listed

3 events — show timeline

• 2026-05-25 Coming Soon $220,000 BRIGHT MLS
• 2025-03-26 Sold (Public Records) $100,000 Public Records
• 1976-08-24 Sold (Public Records) $19,600 Public Records

Property tax history

+3.5%/yr

Latest (2025): $952 · +9.6% YoY. Source: county tax records.